Home Inspection Repair Checklist: What to Fix Before Closing

You just got your home inspection report back. It's 30 pages long and lists 47 items. Some sound serious. Some sound cosmetic. And you have no idea which ones actually matter.

Here's the short version: not everything on that report needs to be fixed before closing. Some items are non-negotiable safety issues. Some affect the function of the house. And some are cosmetic notes the inspector included because it's their job to document everything — not because it's going to kill the deal.

We see these reports every week. Our team at Chad The Handyman handles home inspection report repairs across Southwest Florida, and we've gone through hundreds of them. This checklist breaks down the typical findings into three tiers — must-fix, should-fix, and can-wait — so you know where to focus your time, budget, and negotiation energy.

If you're buying or selling in Estero, Fort Myers, Naples, or Bonita Springs, send us your report for a free estimate. We handle 80-90% of what's on a typical inspection report with one team.

How to Read Your Home Inspection Report

Before you panic about the 40-item list, understand how reports are organized.

Most inspectors break the report into systems: electrical, plumbing, HVAC, structural, exterior, interior, and so on. Under each system, they note what they observed and whether it's a safety concern, a defect, or a maintenance recommendation.

Here's what the severity levels actually mean:

• Safety hazard — Something that could cause injury or property damage right now. These get fixed before closing. Period.
• Defect / Repair needed — Something that's broken or not working as designed. Usually worth addressing, and often part of repair negotiations.
• Maintenance item — Something that's aging or will need attention eventually, but isn't broken today. Inspectors note these to be thorough. They're rarely deal-breakers.

A 40-item report doesn't mean 40 things are wrong with the house. It might mean 8 things need fixing, 12 should be addressed soon, and 20 are just informational notes.

Under the standard Florida residential contract (FAR/BAR), sellers are obligated to ensure certain items are in “Working Condition” — meaning they operate as designed. Sellers are not required to fix “Cosmetic Conditions.” Knowing this distinction helps you prioritize.

Must-Fix Items: Safety and Code Violations

These items can delay or kill a deal. Lenders may refuse to close. Insurance companies may refuse to bind. Buyers will almost always insist on these being addressed.

If only one section of this checklist matters, it's this one.

Electrical Safety Issues

Electrical problems are the single most common safety finding on Florida inspection reports. Here's what we see every week:

• Missing GFCI outlets — Florida building code requires ground-fault circuit interrupters near all water sources: kitchens, bathrooms, garages, laundry rooms, exterior outlets, and near pools. Older homes almost always fail this. The fix is straightforward — we replace standard outlets with GFCI-protected ones, usually in the same visit as everything else on the report.
• Exposed or improper wiring — Open junction boxes, wire nuts dangling in the attic, extension cords used as permanent wiring. All safety hazards.
• Smoke and carbon monoxide detectors — Florida requires smoke detectors in every bedroom and on every floor. CO detectors are required near sleeping areas if the home has gas appliances or an attached garage.
• Double-tapped breakers — Two wires connected to a single breaker rated for one. Fire risk. Shows up on a lot of older Florida homes.
• Aluminum wiring — Homes built in the 1960s-70s may have aluminum branch wiring. Inspectors flag it, and insurers may require remediation.

Plumbing Safety Issues

Active water problems are deal-killers because they signal ongoing damage:

• Active leaks or water damage — Any visible leak — under sinks, around toilets, at the water heater — gets flagged as a defect. Stains on ceilings or walls suggest current or recent leaks.
• Water heater issues — Florida requires water heaters to have a properly installed temperature and pressure relief (TPR) valve with a discharge pipe. In hurricane zones, water heaters also need to be strapped to the wall.
• Missing shut-off valves — Homes without individual shut-off valves at each fixture are harder to maintain and harder to insure.
• Sewage or drain problems — Slow drains can be maintenance. But if the inspector notes sewage smell, backflow, or camera-identified blockages, that's a bigger conversation.

Structural and Code Issues

These are the items where stakes are highest and where you most need to know what requires a specialist:

• Foundation cracks — Hairline cracks in a concrete block home are normal in Florida. But diagonal cracks, stair-step cracks in block walls, or evidence of active settlement need an engineer's evaluation. We don't fix foundations, but we can tell you quickly if what the inspector flagged is cosmetic or something that needs further evaluation.
• Roof damage or active leaks — Major roof work goes to a roofer, but we handle related items like damaged fascia, soffit, and flashing.
• Missing hurricane straps — Florida-specific. Hurricane straps connect the roof structure to the walls. Required by Florida Building Code. Insurance companies in SW Florida may require them for coverage.
• Handrails and guardrails — Missing or loose handrails on stairs and elevated areas are a code violation and a safety hazard. We install and repair handrails regularly — one of the most common items we fix from inspection reports.

Should-Fix Items: Functional Repairs

These items affect how the house works day-to-day. They're not safety hazards, but they're legitimate defects — things that aren't functioning as designed. Buyers reasonably request these be fixed.

Plumbing Repairs

• Running toilets, dripping faucets — not emergencies, but they waste water and signal worn parts.
• Slow drains — often just buildup, sometimes a deeper issue.
• Garbage disposal problems — noisy, jammed, or non-functional. Replacement is fast.
• Fixture issues — corroded fixtures, loose handles, failing shower valves.

Electrical Repairs

• Non-functioning outlets or switches — a defect, not cosmetic.
• Outdated fixtures that don't work or are visibly damaged.
• Ceiling fan issues — wobbling, non-functioning, or improperly mounted.

Exterior Repairs

Florida's heat and humidity do a number on the outside of a house. These items come up on almost every SW Florida inspection:

• Fascia and soffit damage — Wood rot along the roofline is probably the most common exterior finding in SW Florida. Daily afternoon storms, humidity, and heat break down untreated wood fast. Left alone, rotted fascia invites water into the attic space and attracts pests.
• Screen enclosure repairs — Torn or sagging screens on the lanai. Ripped panels on windows and doors. Everywhere in Florida.
• Window seal failures — Fogged windows (condensation between the panes) indicate failed seals.
• Door weatherstripping and alignment — Doors that don't close properly, gaps letting in air and bugs.
• Gutter issues — Loose, sagging, or clogged gutters. Important in Florida where drainage matters for foundation protection.

Interior Repairs

• Drywall cracks and damage — Extremely common in newer Florida construction. Houses settle, block shifts, and the drywall shows it. Most cracks are cosmetic, not structural — but they still need repair if called out in a repair agreement.
• Cabinet repairs — Doors that don't close, broken hinges, warped shelves. Functional issues, not cosmetic.
• Trim and molding — Damaged baseboards, missing shoe molding, cracked crown. Quick fixes.
• Tile and grout — Cracked tiles in wet areas, deteriorating grout, missing caulk at tub/shower joints. Grout and caulk failures in wet areas aren't just ugly — they let water behind the tile.

Can-Wait Items: Cosmetic and Maintenance

Here's where most people overreact. Inspectors include these because thoroughness is their job. But these items don't need to be fixed before closing, and most buyers shouldn't waste negotiation capital on them.

• Paint scuffs, nail holes, and minor wall imperfections — Cosmetic. Unless walls are visibly damaged, paint touch-ups can wait.
• Minor landscaping or grading notes — Unless water is actively pooling against the house, this is a maintenance recommendation.
• Cosmetic caulking — Discolored caulk around windows or trim. Ugly, but not a defect.
• Age-related wear — “Roof is original, approximately 15 years old.” That's not a defect — it's an observation.
• Maintenance recommendations — HVAC filter replacement, dryer vent cleaning, gutter cleaning. Good advice. Not repair obligations.

Florida-Specific Inspection Items

Florida inspections look different from other states. If you're new to the SW Florida market — or a snowbird buying your first place down here — these items will show up that wouldn't appear in an Ohio or Michigan inspection:

• Hurricane preparedness — Storm shutters, impact windows, hurricane straps, garage door bracing. Florida Building Code has specific wind-resistance requirements that have gotten stricter after each major storm season. Inspectors check for compliance, and insurance companies base premiums on what's in place.
• Humidity and moisture — Mold prevention is a constant concern. Inspectors check for proper bathroom ventilation (exhaust fans venting to the exterior, not into the attic), AC drain line condition, condensation patterns, and signs of moisture intrusion.
• GFCI requirements — Florida's GFCI requirements are broader than many states. Every kitchen counter outlet, every bathroom outlet, every garage outlet, every exterior outlet, and every outlet within six feet of a water source needs GFCI protection. Most older homes don't have full coverage. We upgrade these on nearly every inspection repair job.
• Water heater strapping — Required in Florida for hurricane safety. The water heater must be secured to the wall with approved strapping to prevent it from toppling during high winds.
• Termite and WDO inspections — Florida requires a separate wood-destroying organism (WDO) inspection for most transactions. This is a different report from the general inspection. If active termites or damage is found, treatment is typically required before closing. We don't handle termite treatment, but we do repair the wood damage left behind after treatment is complete.
• 4-point inspections — For homes over a certain age (varies by insurer, often 20-30 years), Florida insurance companies require a 4-point inspection covering roof, electrical, plumbing, and HVAC. If your 4-point reveals problems, the items on this checklist still apply.

How to Get All Your Inspection Repairs Done With One Call

You've read the checklist. You've prioritized the list. Now you need someone to actually do the work — ideally before your closing date, which is probably two or three weeks away.

Here's where most people make a mistake: they start calling individual specialists. A plumber for the faucets. An electrician for the outlets. A painter for the drywall. A handyman for the screens. That's four phone calls, four schedules to coordinate, and four invoices to collect for the closing file.

A licensed handyman handles 80-90% of a typical inspection report. Plumbing, electrical, drywall, painting, carpentry, screens, doors, windows, safety items — one team, one visit, one invoice.

That's what we do at Chad The Handyman. Here's the process:

We're licensed (CBC-1259887), insured, and backed by 541+ five-star Google reviews. We've been doing this across Estero, Fort Myers, Naples, and Bonita Springs since 2010.

Read the full details on our home inspection report repairs page. Or if you're a realtor, check out our realtor partnership program.

Printable Home Inspection Repair Checklist

Here's the prioritized checklist in a format you can save, print, or reference as you go through your report:

Save this page or print it. Then send us your actual report for a free estimate on the items that need professional attention.

Frequently Asked Questions